Seven departures from South Waterfront development standards are at the heart of the controversy surrounding luxury apartments planned for the Kerbela Shriners site.
The sheer size of the proposed development, its distance from Sevier Avenue and the lack of streets through the nearly 6-acre property are among the issues that have fueled months of debate and, more recently, an appeal that has kept Alabama-based CR Endeavors from moving forward with its project.
The South Waterfront has its own zoning code, adopted in 2007 as part of a long-term vision for redevelopment along the Tennessee River. When CR Endeavors pitched its vision for the hillside project, it requested a level three alternative compliance review, a process used by developers seeking
approval for projects that don't meet all zoning standards.
Here's what the seven zoning deviations requested by CR Endeavors include and why they matter.
Developer seeks 90% increase in maximum lot size
One of the biggest disputes over the apartments is whether the project is simply too large for the South Waterfront.
- CR Endeavors wants permission to build one building on a 5.7-acre site, nearly double the code's 3-acre maximum.
- The code doesn't allow for blocks (enclosed pieces of land without dividing streets) to exceed a perimeter of 1,400 feet. The project would have a perimeter of 3,000 feet.
- The footprint of a building is capped at 30,000 square feet. This development would span 39,000 square feet.
The Knoxville-Knox County Planning Commission still approved the project Aug. 13, but the South Waterfront Advisory and Advocacy Group has since filed an appeal with the Knoxville City Council.
The group, known as SWAAG, has pushed the developer to divide up the property with public walkways to align with the spirit of the waterfront vision plan. CR Endeavors said the hilltop topography makes building public walkways a barrier, but it offered a compromise: a north-south pedestrian tunnel through the property and an east-west walkway connecting to the future SoKno Rail Trail & Art Walk.
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The developer's latest proposal also includes a public patio on the corner of Dawson Street and Sevier Avenue, but SWAAG representatives do not feel these revised plans are enough.
Tommy Smith, who formerly represented South Knoxville on city council, helped file the appeal. The city, he told Knox News, could resolve the concerns by funding a street through the property with help from Knoxville's Community Development Corporation.
Larger separation from Sevier Avenue and other adjacent properties
Three of CR Endeavors' seven requested deviations deal with where the apartments would sit on the property. Opponents argue the project strays from the South Waterfront vision because it would sit farther from Sevier Avenue and neighboring properties than the code typically allows.
The code requires buildings to front Sevier Avenue, but CR Endeavors is seeking to place the apartments nearly 70 feet back from the street. The project is also asking for larger setbacks from adjacent properties than normally permitted.
Do other South Waterfront apartments comply with these rules?
The Kerbela Shriners site is one of the most notable pieces of undeveloped land in Knoxville, but the proposal also is by far the most "substantial" deviation from the South Waterfront code, Smith said. The Livano apartments on Blount Avenue come close in scale, but the 6-acre development is divided into two buildings rather than one large complex.
The distinction matters because most large apartment developments along the riverfront are separated by public roads. CityView at Riverwalk, 303 Flats, One Riverwalk and South Banks at Suttree Landing all use streets to break up their buildings and connect them to the surrounding area.
You have power: Use it
- What's next? City Council will hear SWAAG's appeal to Knoxville-Knox County's decision at its 6 p.m. Oct. 13 meeting in the Large Assembly Room of the City County Building.
- How to comment: You can sign up to speak at public forum, or publicly comment on the agenda item, by contacting the city recorder's office at CityRecorder@KnoxvilleTN.gov or 865-215-2075.
- Who decides: City councilmembers will vote on whether to halt the project by approving the appeal, or reject the appeal and let the project continue. They also have the option to reject the appeal but impose more conditions on the developer.
- Key deadlines: You must sign up to speak at public forum or public comment before 4 p.m. Oct. 13.
- Learn more: You can find the agenda, once it's posted, on the city council website. The appeal documents can be found on the Sept. 29 agenda and project details on the planning commission website.
- Related coverage: Waterfront group sets up appeal that could derail Kerbela Shriners apartments — South Knoxville waterfront apartments approved at Kerbela Shriners site — South Knoxville overlook and public plaza signal next era for Kerbela site — South Knoxville waterfront apartments stalled for more community input
Sophia Tiedge is the growth and transformation reporter for Knox News. Email: sophia.tiedge@knoxnews.com
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This article originally appeared on Knoxville News Sentinel: Why are Kerbela apartments controversial? 7 departures from Knoxville rules | Exclusive
